Market update JANUARY - MARCH 2026 Courtesy of Matt Payne Ray White Upper North Shore
As we move through April 2026, the Upper North Shore property market is transitioning into a more strategic and segmented environment, shaped largely by economic conditions rather than any change in underlying demand. Over the past 12 months, we’ve seen a moderate adjustment in pricing, with many homes now trading approximately 4–8% below peak levels. This shift is consistent with broader Sydney trends, where higher interest rates have reduced borrowing capacity by an estimated 10–15% for many buyers, directly influencing how they participate in the market. Importantly, this is not a demand issue. The fundamentals of the Upper North Shore remain exceptionally strong, supported by leading schools, transport infrastructure and long-term owneroccupier appeal. What has changed is how buyers are behaving. A MORE STRATEGIC MARKET EMERGING Homes that are well-located, well-presented and priced in line with current expectations continue to generate strong engagement, often attracting multiple buyers early in a campaign. In contrast, properties positioned above market expectations or requiring significant improvement are taking longer to transact. At the same time, broader economic conditions remain influential. Inflationary pressures and rising global energy costs are increasing the likelihood of interest rates remaining higher for longer, which will continue to shape buyer confidence and borrowing power throughout 2026. We are also expecting a gradual increase in stock levels as some households and investors respond to higher holding costs. More supply will create greater choice for buyers and reinforce the importance of strategy for sellers. Another emerging trend is the growing importance of sustainability. Industry research indicates that energy-efficient homes, including those with solar, insulation and smart design, are increasingly attracting buyer attention as households look to manage rising living costs. For homeowners, 2026 is a market defined by precision rather than momentum. When properties are aligned with current conditions and launched with a clear strategy, buyers remain ready to act decisively. Understanding where your property sits within this more selective landscape is key to achieving a premium outcome. If you’re considering a move this year, a tailored approach to pricing, presentation and timing will make all the difference. We are now seeing demand concentrate at specific price points. Research shows that lower and mid-priced segments are currently outperforming premium markets, with more affordable homes experiencing stronger competition due to constrained borrowing capacity. This is creating a clear divide across the Upper North Shore. Matt Payne 0435 825 242 matt.payne@raywhite.com
FAST FACTS Source: Pricefinder 2026 HOUSE UNITS JAN - MAR 2026 JAN - MAR 2026 KILLARA $4,750,000 $2,780,000 LINDFIELD $7,100,000 $3,050,000 4. HIGHEST HOUSE SALE PRICE HOUSE UNITS JAN - MAR 2026 JAN - MAR 2026 KILLARA $4,050,000 $1,105,000 LINDFIELD $3,934,000 $1,280,000 2. MEDIAN HOUSE SALE PRICE HOUSE UNITS JAN - MAR 2026 JAN - MAR 2026 KILLARA $4,139,710 $1,275,941 LINDFIELD $4,114,106 $1,488,791 3. AVERAGE HOUSE SALE PRICE 1. HOUSE UNITS JAN - MAR 2026 JAN - MAR 2026 KILLARA 9 20 LINDFIELD 19 28 NUMBER OF HOUSE SALES
HIGHLIGHT SALES BY MATT PAYNE TEAM 17 Ellsmore Avenue, Killara 19a Stanhope Road, Killara 10 Mackenzie Street, Lindfield 22 Russell Avenue, Lindfield 19 Strickland Avenue, Lindfield 26 Grassmere Road, Killara 7 King Edward Street, Roseville 5/578-584 Pacific Highway, Killara SOLD CONFIDENTIAL SOLD CONFIDENTIAL SOLD $7,100,000 SOLD CONFIDENTIAL SOLD $3,900,000 SOLD $3,850,000 SOLD $5,252,000 SOLD $1,500,000 5 3 4 4 4 2 5 4 2 6 5 4 4 2 2 5 3 2 4 2 2 3 2 2
WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor
Roseville 39 Hill Street Wahroonga 18 Railway Avenue St Ives 237 Mona Vale Road Hornsby 45-47 Hunter Street Pennant Hills 1 Hillcrest Road Ray White Upper North Shore Head Office: 2 Turramurra Avenue, Turramurra raywhiteuppernorthshore.com.au Couldn’t be happier “We couldn’t be happier with the experience of selling our property with Matt Payne and his team. From start to finish he was professional, transparent and kept us informed through every step of the process. Matt’s knowledge of the local market is second to none, and his expertise was clearly reflected in the record price he achieved in the sale. Selling can be stressful, but he made it seamless and well-managed from beginning to end. We couldn’t recommend Matt more highly.” CLAIRE & PETER - VENDORS Fantastic communication “I had a fantastic experience working with Matt as my real estate agent. His communication was superb throughout the entire process, providing numerous updates that kept me well-informed and confident. Matt offered invaluable advice and was incredibly supportive, especially when coordinating trade services, which made the whole experience much smoother. He is truly a wonderful agent to work with; professional, approachable, and dedicated.” MARK - VENDOR Highly recommended “Matt was an absolute pleasure to deal with when selling our property. His communication was excellent and he offered great advice throughout the process. Matt made everything smooth and stress-free, and thanks to his expertise our property sold in just 11 days. We would highly recommend Matt and his team and would happily use them again.” MARK & CLAIR - VENDORS A WORD FROM MY CLIENTS Matt Payne +61 435 825 242 matt.payne@raywhite.com
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